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Royal Guest House Belivat Terrace, Nairn, IV12 4BY

Retail for sale

Total price

Excellent 6-bedroom guest house which benefits from a full HMO licence situated within the Popular Town of Nairn.

• Recently refurbished Bed and Breakfast ideally located close to the town centre and all amenities within the popular and busy town of Nairn.

• Trading as a Bed and Breakfast at present the property also benefits from a full HMO licence which expires in 2020 giving flexibility of use.

• Deceptively spacious property presented with all fixtures and fittings in walk-in condition.

• 2-storey property with 6 bedrooms in total, sharing two bath and shower facilities, plus a further two WC's, as well as kitchen/laundry and attractive dining room.

• Parking available across the road in a communal car park.


The Royal Guest House enjoys an outstanding trading position in the centre of Nairn. The entrance to this stone-built property is located within a well signed Terrace just off the main street in Belivat Terrace. Operating at present as a three star Bed and Breakfast, offering a continental breakfast to guests, the property has enjoyed a good level of bookings from web-sites such as booking.com and various others. This has resulted in a good demand for bed and breakfast accommodation over a relatively short period.

Having been recently refurbished, modernised and decorated the property previously traded as a HMO, this licence was renewed in March 2018 and runs to 2020 should new owners wish to operate the business in this way. The quality of accommodation offered as well as the facilities are however of a standard seldom seen in a HMO operation, hence the success of the Bed and Breakfast model. The flexibility of both modes of operation allows the business to reap the rewards of the busy tourist season as well as utilise the HMO during the quieter winter months.

At present five of the six rooms are utilised as letting rooms with one being used as manager's accommodation. There are no en-suite facilities with guests utilising shared shower room or bathroom, however there is scope to create en-suite rooms should new owners choose to do so.


The present proprietor owns and runs a portfolio of properties and although Nairn has been a successful venture for him, this is one of the properties he has decided to place on the market to reduce both his portfolio and workload. This brings this excellent, easy to operate business opportunity onto the market.


The business generates income from trading as a B&B and has done so since summer 2018, figures regarding forward bookings and historical trading will be made available to interested parties. In August 2018, the business enjoyed 144 room nights booked online with a revenue for the month of £10,869. Given that the Bed and Breakfast only started trading in the summer following renovation and refurbishment it is clear to see that this business can trade very successfully.


Royal Guest House is located in the town centre of Nairn and on the High Street. Nairn is a popular and growing residential town with many local amenities including a modern cottage hospital, varied shops and supermarkets, Post Office, hotels, restaurants and primary and secondary schools. A popular holiday destination since Victorian times, Nairn has a host of features which continue to draw in tourists such as sandy beaches, riverside walks and the promenade with fantastic views over the busy harbour across The Moray Firth. Nairn-East beach stretches for miles all the way along the coast to Findhorn. The town is home to the world-famous Nairn Golf Club and also Nairn Dunbar Golf Course, another highly-rated championship course.

Nairn is sixteen miles from the Highland's capital city of Inverness where an even wider range of social and welfare facilities are available along with excellent cultural, educational, entertainment and medical facilities. Communication links include railway and bus stations plus Inverness Airport (9 miles) is well connected to other UK and overseas destinations. The Scottish Highlands are a magnet for lovers of the outdoors with easy access to the winter and summer sports playgrounds of The Cairngorms National Park.


The Royal Guest House is an attractive town house set over the first and second floors, with entry via a flight of stairs from ground level. Of stone construction under a pitched slate roof, all aspects of the property are presented in superb condition and available for sale with all fixtures and fittings. Front access is via an alleyway leading from the main street and across the road from a large free to use car park. A smart and new tartan carpet is fitted throughout and on the stairs which lead up from the ground floor.

First Floor

Dining Room - Situated to the front aspects of the property, this attractive room is set to neutral tones with five free standing tables and chairs as well as a buffet area. Tartan carpet throughout.

Kitchen - Set to the rear aspects, this spacious kitchen has ample storage with floor and wall mounted units. There are a wide range of units including a washing machine and dryer, fridges, two cookers and two sinks.

Bedroom 6 - This double bedroom with windows to two sides is a bright and spacious room, well-appointed with a large TV and hospitality tray etc.

Bedroom 5 - This twin bedroom is generous in size, also bright and spacious, and well-appointed with a large TV and hospitality tray etc.

Bathroom - Both rooms utilise the shower room and separate WC located on this landing.

Second Floor

Bedroom 1 and 2 - Twin bedrooms, both are bright and spacious rooms and are well-appointed with a TV and hospitality tray. There is ample storage.

Bedroom 3 and 4 - Both double rooms share the bathroom on the same floor, are well-appointed and benefit from a TV and hospitality tray.

Bathroom - Off the hallway is a bathroom and separate WC.


There is no owner's accommodation allocated within the current layout, however, there is scope to utilise this property as a family home by using the first floor as such and operating the second floor as a bed and breakfast trading fewer rooms.


The frontage of the building has direct access to the alleyway on Belivat Terrace. This then leads straight on to the Main Street and to the many shops and restaurants on offer.


Mains electricity, water, and drainage.

Listed Features

  • Post Office
  • Carpeted
  • Restaurant
  • Storage
  • Parking
  • Refurbished
  • Outdoor Space
  • Period Design
  • WC Facilities
  • Office
  • Showers
  • Kitchen
  • High Street
  • Multiple floors
  • Modern Design
  • Column Free
Target price
Target size
Chosen features
Property Marketed By
ASG Commercial Ltd